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Rainmaker
4,023,496
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Since you're anonymous here, you might just be perfect for an anonymous listing! 

Mar 27, 2017 06:37 AM
Rainmaker
3,316,496
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

The only was that would be accomplished is a buyer not seeing the interior. The buyer would then have to evict the tenant. In bank owned sales they have "occupied" auctions where houses that are occupied sell for half price. SO if he wants to sell half price due the the risk of the buyer, it may work. If he wants market value, you have to tell him the truth that this is impossible and do it the right way. 

Mar 27, 2017 06:24 AM
Rainmaker
874,068
Troy Erickson AZ Realtor (602) 295-6807
Good Company Real Estate - Chandler, AZ
Your Chandler, Ahwatukee, and East Valley Realtor

You can sell the home this way, but it will be very difficult, and you are reducing the number of potential buyers in a number of ways. If there is a lease, and the tenants like the home, why would they want to move out? Even most investors will eventually want to see the interior of the home and have an inspection, appraisal, etc. At that point, the tenants will know anyway,

Also, why does the seller care if the tenants move out if they are wanting to sell the home? If it doesn't sell in the first 30 days, then the home becomes much more desirable to a larger market once it becomes vacant, and the chances of it selling would increase significantly. I would discuss the benefit of listing it, and marketing the heck out of it to get it sold, and not worry about the tenant moving out.

Mar 27, 2017 08:18 PM
Ambassador
3,986,660
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

It is much like a pocket listing and some agents work these very well. It is not my thing. I use all my marketing tools to get full results. Limiting the marketing and exposure gets limited results.

Mar 27, 2017 06:14 PM
Rainmaker
144,616
Julie Larson Realtor® Sarasota FL 941-882-0322
PalmerHouse Properties Florida - 941-882-0322 | Serving Sarasota, Manatee & Charlotte Counties - Sarasota, FL
When you're thinking of moving...ThinkSuncoast.com

Hmmmm...sound like your seller wants you to sell their property with both hands tied behind your back. Let me know how that works out!  

Mar 27, 2017 05:39 PM
Ambassador
5,333,204
Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

I am sure he will experience a much lower selling price, if he sells it at all.

Are you sure teh seller is really motivated or is he just wasting your time?

Mar 27, 2017 10:16 AM
Rainmaker
1,376,683
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

That's a tall order!  First of all, it sounds like listing in the MLS is still an option, which makes life much easier.  Check to see if/how you go about excluding it from the public websites.  In our boad it's a yes/no dropdown under "publicly viewable".

 

It's not common, but it's not rare either, to see listings where in the agent remarks it says "drive by only, do not disturb tenants, interior inspection available upon acceptance of offer."  It takes more of an investor than a regular joe to buy a house this way, so it can limit your buyer pool.

Mar 27, 2017 09:36 AM
Rainmaker
5,571,077
Barbara Todaro
RE/MAX Executive Realty - Retired - Franklin, MA
Previously Affiliated with The Todaro Team

my tip is to say NO.... I market our listings.... hiding a listing does not work well.... unless you're buying it!!!! 

Mar 27, 2017 09:18 AM
Ambassador
4,545,370
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Sounds like a listing doomed to fail with all the stipulations. Who are you, by the way, and why are you hiding? We're nice people!!

Mar 27, 2017 07:19 AM
Rainmaker
1,633,342
Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Lend Smart Mortgage, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

If not placed in the MLS and approved by your Broker, market away.

Mar 27, 2017 07:12 AM
Rainmaker
3,971,416
Richard Weeks
Dallas, TX
REALTOR®, Broker

I would start by not being anonymous, identify yourself.

Mar 27, 2017 06:31 AM
Rainmaker
1,707,417
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

Wait until it is vacant. One of the hardest sales to make is with a tenant in place. However, as an investment specialist I do have investors who ask me if another investor would buy it and as long as they do a lower price than the open market and understand they are getting less, you can do that.

Mar 27, 2017 06:26 AM
Rainmaker
879,191
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

The owner is suggesting you can sell the property without the buyer seeing the interior.

If those are the rules, that is ok,  you need to present a thorough financial portfolio of the investment to those on your investor list. If you do not know what that entails. you are not up to the task.

What does a 'no-seeum' investor want to know? ROI and/or profit when lease expires.

Of course, the better route is to advise the owner there is no way to keep the occupant entirely in the dark. Advise the owner to assure the tenant the lease will be honored, agree to a showing schedule and upon satisfying that commitment will receive some moving benefit and you can find them a house to buy.

Mar 27, 2017 06:19 AM
Ambassador
4,312,753
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Love what Nina Hollander said!

I somehow wonder why to work with so many restrictions if that leads to no results....

Mar 27, 2017 10:49 PM
Rainmaker
3,985,831
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

Well it is possible, but very hard to sell that way.  I would tell them I need an extra long agreement

Mar 27, 2017 02:16 PM
Rainmaker
544,619
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

We have sold many properties tenant occupied in our hot market right now with buyers willing to not even view the interior. However, all are subject to inspection and this is the time in which the interior can be viewed and the buyer can back out if needed.

Mar 27, 2017 12:46 PM
Rainer
117,085
Christine Kankowski North SD and Temecula
House Match Inc - Poway, CA
Excellent Sales and Property Management

It seesm taht at some point, the tenants will be made aware. For example, are the buyers going to be allowed an appraisal, and inspection, etc. 

At that point, they will know and can give notice as well.  

I would point out to the owner that even if the tenants move out, that will be less of a cost than the loss take due to low offers for not allowing buyers to come in a view the property.   Sight unseen buyers are typically investors who are going to want a steal to take the time to put in an offer without seeing it. 

They need to choose:  Sell the house with as much visibility and marketing as possible, or keep the house.  

If this house is in an investment area, and most buyers are investors, the sellers can get the tenants on a lease, not month to month now to avoid the possibility of move out. 

Just some ideas.  Best of luck!

 

Mar 27, 2017 09:48 AM
Ambassador
2,560,655
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

.

 

Mar 27, 2017 08:37 AM
Rainmaker
1,207,517
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

We can do that here with proper paperwork, disclosures and waivers. I've done it twice in my career under unusual circumstances. Typically pocket listings do not benefit the seller.

Mar 27, 2017 07:50 AM
Rainmaker
1,454,427
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

The owner should explain to the tenant that their lease will protect them. Shame on the owner if there is no lease. The property has to attract an investor so you will need to have financials on the property for a buyer to purchase it sight unseen.

Mar 27, 2017 07:21 AM
Ambassador
4,178,095
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

I'm SO with Mike & Eve Alexander on this one - no one wants to buy a house from the curb!  

Even then, is the tenant going to allow access?  There ARE ways to sell homes that are tenant occupied, far better than privately listing them. I would have a serious conversation with the seller. 

Beth Atalay wrote a great post about this very topic.

Mar 27, 2017 07:20 AM
Rainmaker
609,166
Eve Alexander
Buyers Broker of Florida - Orlando, FL
Exclusively Representing ONLY Orlando Home Buyers

The seller needs an education on how to sell a house...he needs to give the tenants free rent for a month so they are willing to show it.

Instead he wants you to market the property but not advertise?  I bet he also wants top dollar.

The whole thing sounds riduculous...

Eve

Mar 27, 2017 07:09 AM
Rainmaker
6,507,450
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

This may violate your local MLS rules.

Mar 27, 2017 07:05 AM
Rainmaker
5,494,604
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

I second Richard Weeks 

Mar 27, 2017 06:50 AM
Rainmaker
598,659
Nathan Gesner
American West Realty and Management - Cody, WY
Broker / Property Manager

I've had this happen before and it makes the job far more difficult.

Mar 29, 2017 05:30 AM
Rainmaker
914,123
Jennifer Mackay
Counts Real Estate Group, Inc. - Panama City, FL
Your Bay County Florida Realtor 850.774.6582

So if I understand - they want to "List" the property but not "Sell" it... Best of luck with that

Mar 28, 2017 05:30 AM
Rainmaker
4,799,481
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Possible, but not a good idea for the seller.  They should be made to understand this.

Mar 28, 2017 05:15 AM
Rainmaker
843,560
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

If they sell to an investor who agrees to leave tenants in place, expect to get at least 20% below fair market value unless the house is in a very desirable area. If buyer wants to live in house and it's in a highly desirable locattion, they might pay more, then work with existing tenants on a moving plan. You can try networking, private facebook groups, local businesses, etc. You might have to ask each interested person to sign a non-disclosure agreement. It's done with many commercial properties like stores, when the seller doesn't want all the employees to quit when they find out the business is being sold.

 The seller might be better off helping the tenants move by paying the security deposit and first months rent for them on another property, or just pay them to terminate lease and move.

 Another option would be to look for agents who have buyers that are doing 1031 exchange.

Mar 28, 2017 03:13 AM
Rainmaker
146,005
Damon Botticelli
Silver State Realty & Investments - Las Vegas, NV
Realtor - Las Vegas Real Estate

Sure, it's very common for income properties, but you should advise your client on the pros and cons of that strategy as well as other methods with varying degrees of confidentiality that may better suit your client's needs. 

You may want to refer this one out or just decline the listing if you're not confident and experienced in the process, or if you and the seller can't get on the same page.  Why take a listing if you're not confident you can sell it?

Mar 27, 2017 11:21 PM
Ambassador
1,616,354
Harry F. D'Elia III
RentVest - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

just sell it

Mar 27, 2017 09:10 AM
Rainmaker
1,146,210
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

Sell with the tenants lease honored. Private= Not to put signs.  Offer accepted subject to inspection.

Mar 27, 2017 07:46 AM
Rainmaker
4,433,583
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

I have not done it.

Mar 27, 2017 07:33 AM
Rainmaker
4,129,948
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

What are you searching for the needle in the haystack. No sophisticated buyer is going to consider this unless the price is a steal for the location. Why is the tenant so important? What is the condition of the property? Too many questions to provide a sensible answer!

Mar 27, 2017 07:26 AM
Rainmaker
2,631,803
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Get to work....

Mar 27, 2017 06:57 AM